224 Tracy Cir · Daphne, AL 36526

$280,000

4 bd · 2.0 ba · 1,934 sqft · SingleFamily public records · 59 Days on market

Built 1978 0.26 ac lot $145/sqft · 9% below area Est $307k · 9% under $70/mo HOA · 3% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.5/30.0
• ARV discount +11.4/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked inside the established Lake Forest community of Daphne, this thoughtfully updated 3 bedroom home offers the ideal blend of convenience, comfort, and modern finishes. With quick access to I-10, you’re just a short drive to Mobile or Pensacola, and perfectly positioned for an easy trip down the Beach Express to the Gulf Coast. Inside, the layout is open and functional, designed to flow effortlessly from the main living area into the kitchen and dining space. Wood-look tile flooring runs throughout the home—no carpet—creating a clean, cohesive feel. The kitchen is equipped with granite countertops, stainless steel appliances, a pantry, and bar seating that makes it perfect for both everyday living and entertaining. The primary suite is set apart as a private retreat, featuring updated finishes and a renovated bath complete with a double vanity, granite surfaces, and a custom tile shower. Additional bedrooms offer flexibility for guests, a home office, or growing needs. Downstairs you will find a dreamy space perfect for an office, study, media room or it can easily be used as a 4th bedroom. Out back, a fully fenced yard and spacious deck just off the kitchen create an ideal setup for outdoor gatherings or quiet evenings at home. Set in a well-known community with convenient access to shopping, dining, and everyday essentials, this home checks all the boxes for location and livability. Buyer to verify all information during due diligence.

Key facts

• 0.26 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $11 ($133/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (19.8% below list).
• Recommended offer: $224k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Daphne — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#18 in AL, #3,949 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A; Watch: amenities F, commute F.
• Baldwin County (rural): math 33% / reading 57% proficiency, ranked #18 of 129 in AL (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.7%/yr); 590 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,883 units permitted in Baldwin County in 2024 (481 in 5+ unit buildings).
• This rent runs 30% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Baldwin County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $236k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,469 (19.8% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (median comp): $306,625
• List price: $280,000
• Delta: -8.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Bay View Dr	0.19mi	3/2.0 (-1)	1,695 (-12%)	1mo	$250,000	$147	65
107 Boosketuh Cir	0.58mi	3/2.5 (-1)	1,967 (+2%)	1mo	$309,000	$157	62
105 Mellattau Cir	0.45mi	4/2.5	2,131 (+10%)	1mo	$295,000	$138	60
105 Mellattau Cir	0.45mi	4/2.5	2,131 (+10%)	1mo	$295,000	$138	60
632 Ridgewood Dr	0.51mi	3/2.5 (-1)	2,076 (+7%)	5mo	$322,000	$155	53
192 Bayview Dr	0.50mi	3/2.0 (-1)	2,098 (+8%)	8mo	$271,500	$129	51
135 Rolling Hill Dr	0.74mi	3/2.0 (-1)	1,833 (-5%)	1mo	$329,000	$179	51
639 Ridgewood Dr	0.52mi	3/2.5 (-1)	2,134 (+10%)	1mo	$291,500	$137	51
110 Rolling Hill Dr	0.63mi	3/2.0 (-1)	1,745 (-10%)	0mo	$289,000	$166	49
619 Ridgewood Dr	0.62mi	4/2.5	2,154 (+11%)	8mo	$345,000	$160	44
607 Ridgewood Dr	0.75mi	3/2.0 (-1)	1,755 (-9%)	2mo	$352,900	$201	43
103 S Windgate Cir	0.72mi	3/2.0 (-1)	1,712 (-12%)	2mo	$270,000	$158	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.72% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-47,592
• Equity at exit: $41,749

10-year hold

• IRR: -11.8%
• Equity multiple: 0.33×
• Total profit: $-52,242
• Equity at exit: $24,209

Cash invested: $78,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36526

• Home prices YoY: -21.3%
• Rents YoY: 1.7%
• Active inventory: 590
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,245 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$117
• HOA: −$70
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $11

Break-even live

Break-even rent $2,231

Max offer price $280,000

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
662 Ridgewood Dr Daphne, AL	4.0	2.0	2548	$2,500	$0.98	13d	1	0.43mi
233 Ridgewood Dr Daphne, AL	3.0	2.0	1922	$1,750	$0.91	43d	1	1.09mi
110 Windsor Dr Daphne, AL	4.0	2.0	1706	$1,800	$1.06	21d	1	1.26mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 20 events

1. 2026-06-09
   status $280,000 Pending 59 DOM
2. 2026-06-08
   days on market $280,000 Active Under Contract 59 DOM
3. 2026-06-07
   days on market $280,000 Active Under Contract 58 DOM
4. 2026-06-05
   days on market $280,000 Active Under Contract 55 DOM
5. 2026-06-03
   days on market $280,000 Active Under Contract 54 DOM
6. 2026-06-02
   days on market $280,000 Active Under Contract 53 DOM
7. 2026-06-01
   days on market $280,000 Active Under Contract 52 DOM
8. 2026-05-31
   days on market $280,000 Active Under Contract 51 DOM
9. 2026-05-30
   days on market $280,000 Active Under Contract 50 DOM
10. 2026-05-12
    historical Active Under Contract 1483-char remark

    Show marketing remark (1483 chars)

    Tucked inside the established Lake Forest community of Daphne, this thoughtfully updated 3 bedroom home offers the ideal blend of convenience, comfort, and modern finishes. With quick access to I-10, you’re just a short drive to Mobile or Pensacola, and perfectly positioned for an easy trip down the Beach Express to the Gulf Coast. Inside, the layout is open and functional, designed to flow effortlessly from the main living area into the kitchen and dining space. Wood-look tile flooring runs throughout the home—no carpet—creating a clean, cohesive feel. The kitchen is equipped with granite countertops, stainless steel appliances, a pantry, and bar seating that makes it perfect for both everyday living and entertaining. The primary suite is set apart as a private retreat, featuring updated finishes and a renovated bath complete with a double vanity, granite surfaces, and a custom tile shower. Additional bedrooms offer flexibility for guests, a home office, or growing needs. Downstairs you will find a dreamy space perfect for an office, study, media room or it can easily be used as a 4th bedroom. Out back, a fully fenced yard and spacious deck just off the kitchen create an ideal setup for outdoor gatherings or quiet evenings at home. Set in a well-known community with convenient access to shopping, dining, and everyday essentials, this home checks all the boxes for location and livability. Buyer to verify all information during due diligence.

11. 2026-04-28
    price $280,000 1483-char remark

    Show marketing remark (1483 chars)

    Tucked inside the established Lake Forest community of Daphne, this thoughtfully updated 3 bedroom home offers the ideal blend of convenience, comfort, and modern finishes. With quick access to I-10, you’re just a short drive to Mobile or Pensacola, and perfectly positioned for an easy trip down the Beach Express to the Gulf Coast. Inside, the layout is open and functional, designed to flow effortlessly from the main living area into the kitchen and dining space. Wood-look tile flooring runs throughout the home—no carpet—creating a clean, cohesive feel. The kitchen is equipped with granite countertops, stainless steel appliances, a pantry, and bar seating that makes it perfect for both everyday living and entertaining. The primary suite is set apart as a private retreat, featuring updated finishes and a renovated bath complete with a double vanity, granite surfaces, and a custom tile shower. Additional bedrooms offer flexibility for guests, a home office, or growing needs. Downstairs you will find a dreamy space perfect for an office, study, media room or it can easily be used as a 4th bedroom. Out back, a fully fenced yard and spacious deck just off the kitchen create an ideal setup for outdoor gatherings or quiet evenings at home. Set in a well-known community with convenient access to shopping, dining, and everyday essentials, this home checks all the boxes for location and livability. Buyer to verify all information during due diligence.

12. 2026-04-10
    listed $285,000 Active 1483-char remark

    Show marketing remark (1483 chars)

    Tucked inside the established Lake Forest community of Daphne, this thoughtfully updated 3 bedroom home offers the ideal blend of convenience, comfort, and modern finishes. With quick access to I-10, you’re just a short drive to Mobile or Pensacola, and perfectly positioned for an easy trip down the Beach Express to the Gulf Coast. Inside, the layout is open and functional, designed to flow effortlessly from the main living area into the kitchen and dining space. Wood-look tile flooring runs throughout the home—no carpet—creating a clean, cohesive feel. The kitchen is equipped with granite countertops, stainless steel appliances, a pantry, and bar seating that makes it perfect for both everyday living and entertaining. The primary suite is set apart as a private retreat, featuring updated finishes and a renovated bath complete with a double vanity, granite surfaces, and a custom tile shower. Additional bedrooms offer flexibility for guests, a home office, or growing needs. Downstairs you will find a dreamy space perfect for an office, study, media room or it can easily be used as a 4th bedroom. Out back, a fully fenced yard and spacious deck just off the kitchen create an ideal setup for outdoor gatherings or quiet evenings at home. Set in a well-known community with convenient access to shopping, dining, and everyday essentials, this home checks all the boxes for location and livability. Buyer to verify all information during due diligence.

13. 2021-08-09
    soldstatus $235,900
14. 2021-07-30
    soldstatus $235,900 901-char remark

    Show marketing remark (901 chars)

    Welcome Home!!! Beautiful upgraded Four Bedroom Daphne home!! Home is totally move in ready! 2020 Roof!! Home features open living room with ceramic tile wood look flooring and crown molding! Living room opens up to eat in Kitchen! Kitchen features crown molding, stainless steel appliances, granite counter tops, raised bar seating, and pantry. Three bedrooms including master suite down hallway off living room! Master suite features crown molding and laminate flooring! Master bathroom off master suite is totally upgraded! Master bathroom features double vanity with granite and custom tile shower!! Home has no Carpet! Second full bathroom also features granite vanity top with custom tile shower! Fourth bedroom is located downstairs! Bedroom features walk in closet and laminate flooring! Home has been freshly painted in and outside! Backyard is fully fenced with great deck space off kitchen!

15. 2021-05-31
    listed $249,900 901-char remark

    Show marketing remark (901 chars)

    Welcome Home!!! Beautiful upgraded Four Bedroom Daphne home!! Home is totally move in ready! 2020 Roof!! Home features open living room with ceramic tile wood look flooring and crown molding! Living room opens up to eat in Kitchen! Kitchen features crown molding, stainless steel appliances, granite counter tops, raised bar seating, and pantry. Three bedrooms including master suite down hallway off living room! Master suite features crown molding and laminate flooring! Master bathroom off master suite is totally upgraded! Master bathroom features double vanity with granite and custom tile shower!! Home has no Carpet! Second full bathroom also features granite vanity top with custom tile shower! Fourth bedroom is located downstairs! Bedroom features walk in closet and laminate flooring! Home has been freshly painted in and outside! Backyard is fully fenced with great deck space off kitchen!

16. 2016-01-07
    listed $163,900
17. 2013-09-18
    soldstatus $129,900
18. 2013-09-17
    soldstatus $129,900
19. 2013-08-06
    listed $134,777
20. 2005-05-04
    soldstatus $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,936
• − Mortgage interest: −$15,684
• − Property taxes: −$1,286
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − HOA: −$840
• − Depreciation: −$8,145
• Taxable loss: −$4,730
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $1,268/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Baldwin County
• NCES district ID: 0100270
• Math proficiency: 33% ▼ -26.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $50,677
• Composite: 38.61/100
• National rank: #4157
• State rank: #18 of 129 in AL

Livability — Daphne

• Score: 75/100
• State rank: #18
• US rank: #3949

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A- Housing A+ Health & safety A User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daphne, AL
• County: Baldwin County · 181,514 people
• City population: 36,484
• Metro: Daphne-Fairhope-Foley, AL
• Population (ZIP): 36,484
• Household income: $88,750
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 535.0

Population outlook (Baldwin County) Hauer SSP2

• Today (2025): 248,264 people
• By 2030: 270,315 · +8.9%
• By 2040: 312,967 · +26.1%
• By 2050: 352,262 · +41.9%
• By 2075: 438,841 · +76.8%
• By 2100: 487,736 · +96.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 12% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Baldwin

• 2024 margin: Solid R (+58.2) · D 20.5% · R 78.7%
• 2008→2024 swing: -6.7pp toward R · 2008: -51.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+53.8 2016: R+57.8 2012: R+55.8 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.47%
• Current HPI: 227.2692
• Rent YoY: ▲ 1.72%
• Metro: Daphne-Fairhope-Foley, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+154.5% since first listed

11 events — show timeline

• 2026-05-12 Contingent — BCAR
• 2026-04-28 Price Changed $280,000 BCAR
• 2026-04-10 Listed $285,000 BCAR
• 2021-08-09 Sold (Public Records) $235,900 Public Records
• 2021-07-30 Sold (MLS) $235,900 BCAR
• 2021-05-31 Listed $249,900 BCAR
• 2016-01-07 Listed $163,900 BCAR
• 2013-09-18 Sold (Public Records) $129,900 Public Records
• 2013-09-17 Sold (MLS) $129,900 BCAR
• 2013-08-06 Listed $134,777 BCAR
• 2005-05-04 Sold (Public Records) $110,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $1,286 · +16.5% YoY. Source: county tax records.